How is my Kentucky PCH or ALC valued?+
Kentucky PCH/ALC assets typically trade at 8–11% cap rates. These ranges are Haven estimates for stabilized assets; your community's rate depends on occupancy, payor mix, building age and survey history. Louisville and Lexington communities trend toward 7.5–9%; rural Kentucky can reach 10–13%. Haven provides free BOVs.
What is the difference between selling a PCH vs. an ALC in Kentucky?+
Kentucky licenses Personal Care Homes and Assisted Living Communities under different CHFS frameworks. The designation affects valuation, buyer pool, and COO requirements. Haven ensures sellers understand their classification.
How long does a Kentucky senior housing sale take?+
Kentucky Cabinet for Health and Family Services (CHFS) change-of-ownership processing typically takes 60–90 days after a complete application. Most senior housing sales close in 90–150 days from engagement. Haven’s general CHOW planning range is 90–180 days; the state-specific estimate on this page controls, and regulator approval is not guaranteed. California RCFE CHOW can take 3–12 months.
Can I sell my Kentucky PCH if I have Medicaid compliance history?+
Yes — CHFS compliance history affects valuation but does not prevent a sale. Haven advises sellers on how to address compliance issues before going to market and identifies buyers experienced with Medicaid operations.
Do I need to disclose my intent to sell to my staff?+
Your community is introduced to qualified buyers with an anonymous summary first. The name, financials and licensing details are shared only after a buyer signs an NDA. Staff, residents and families are told only when you decide to tell them, usually around closing.
How does Haven ensure I get the best price for my Kentucky community?+
Haven combines accurate market pricing (based on current Kentucky cap rates and comparable sales), strategic positioning (presenting your community's strengths to the right buyer profile), and competitive marketing (creating buyer competition where possible) to maximize your final sale price. We also advise on pre-sale operational improvements that can meaningfully increase proceeds before going to market.
How much is my assisted living facility worth in Kentucky?+
Most assisted living facilities are valued on stabilized net operating income divided by a market cap rate. Stabilized Kentucky senior housing typically trades at 8–11% cap rates. For example, $500,000 of NOI is worth about $7.14 million at a 7.0% cap rate. Haven's Broker Opinion of Value is free and takes 5–7 business days.
Do I need a specialized broker to sell my Kentucky assisted living facility?+
No law requires one, but buyers value senior housing on occupancy, NOI, staffing and survey history, not just the real estate. A senior-housing-only broker knows the active buyers and manages the CHFS change of ownership, which keeps the sale on schedule.
What taxes will I owe when I sell?+
Gain on the real estate may be deferred with a 1031 exchange if you reinvest in other real estate. Gain on the business, furniture and equipment is taxable, and equipment depreciation recapture is taxed as ordinary income. This is general information, not tax or legal advice. Talk to your CPA and attorney.
Can I sell the building and keep operating my community?+
Yes. In a sale-leaseback, you sell the real estate to an investor and lease it back, usually on a triple-net lease, while your operating company keeps the license, staff and residents.
